You can invest in a cash flowing house in a less desirable neighborhood and in the not too distant future, the area is transformed.  

Sale price (2019) $24,999 + $10,000 construction loan +$10,000 additional improvements out of pocket to transform garage to 3rd bedroom.

Over the last 20 years I have really seen a transformation in certain neighborhoods in Oakland that were seen to have less value really come up and be booming again.

There is a pole with a transformer approximately 205 feet away on the cabin's 5-acre property.

Also, ASU is working with the Tempe government and private companies to transform the area around campus, so withstanding another pandemic that suspends on-campus activity, that area should continue to appreciate and see high rental demands.

They couldn't hang the transformer needed. it became a mess, so we're returning to a regular, electric water heater.

There are many building code regulations to transform a building into multiple units.  

There are even considerations to force landlords to waive all back rent.Eviction Moratoriums Are Transforming From Emergency Stopgaps to Permanent Programs – Reason.com

We typically buy older buildings that need a face lift and also love properties that we can not only transform but also add bedrooms to the units. 

These kinds of projects are the most fun, and the transformation the biggest, We usually do projects of this nature and have a few more ill post about soon (when time allows).